Building Details

Year Built 1860

Year Renovated 2025

Buildings 1

Listing Agency: Keller Williams Elite a***@whitt-group.com Show Phone

Listed By: Alexander Glen Whitt · License #RS353433 Show Phone

Source: Cummingsrealtors

Added: Aug 2 Changed: Aug 8 Last Checked: Aug 9 at 4:46AM

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Investment Insights

Based on property information with market context.

This duplex contains 2,298 square feet with a three-bedroom residence and a separate two-bedroom residence. The property was renovated in 2025, and the upper unit is occupied under a month-to-month lease. The three-bedroom unit is vacant and available for an owner-occupant or a new tenant.

A detached garage provides additional storage space or another potential rental component. Built in 1860, the property is located at 108 S River Street in Maytown, Pennsylvania, within ZIP code 17550. The two-unit layout combines an existing rental arrangement with a second residence that can be occupied or leased.

Key Highlights

• Renovated in 2025
• 2,298‑square‑foot duplex with one 3‑bedroom unit and one 2‑bedroom unit
• Upper 2‑bedroom unit is rented on a month‑to‑month lease

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$25,668

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

7.13%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$513,360 $513.4K

Cap Rate 7%

$366,686 $366.7K

Cap Rate 9%

$285,200 $285.2K

Market Conditions

NOI Build-Up for 2,298 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$37.2K $16.20/SF

− Vacancy

−$558 −$0.24/SF

EGI

$36.7K $15.96/SF

− OpEx

−$11.0K −$4.79/SF

NOI

$25.7K $11.17/SF

Area

Lancaster County, PA

Vacancy

1.50%

Lease Rate

$16.20 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$513,360

Cap Rate 7%

$366,686

Cap Rate 9%

$285,200

Alternative Uses

Best Use

Multifamily LT 5

$366.7K

$320.9K – $427.8K (±1% cap)

NOI $25,668 @ 7.0% cap · market cap 7.13%

Second Best

Apartment 5plus

$323.4K

$283.0K – $377.3K (±1% cap)

NOI $22,636 @ 7.0% cap · market cap 6.29%

Theoretical Best

Office A

$770.1K

$673.8K – $898.4K (±1% cap)

NOI $53,905 @ 7.0% cap · market cap 14.98%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Building Supply Dental Office Restaurant Auto Repair Shop Auto Parts Store Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

104

Businesses Nearby

Explore this area Business Placement

Demographics for 17550, PA

765

Population

146

Households

5.2

Avg Household Size

37

Median Age

7%

College-Educated

100%

High-School Grad

0.2 sq mi

ZIP Area

3,825

Density / Sq Mi

$84,423

Median Earnings

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar For Sale Nearby

Renovated Duplex with Detached Garage

108 S RIVER Street, Maytown, PA 17550

$359,900

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Remodeled Triplex with Three Units

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Frequently Asked Questions

What type of property is this?

Duplex - One unit is occupied on a month-to-month lease, while the other is available for an owner-occupant or tenant.

Where is this duplex located?

The property is located at 108 S RIVER STREET Maytown, PA.

What is the asking price?

The asking price for this property is $359,900.

What are key features of this property?

This property features: Renovated in 2025; 2,298‑square‑foot duplex with one 3‑bedroom unit and one 2‑bedroom unit; Upper 2‑bedroom unit is rented on a month‑to‑month lease